326 Fuller Ave · St. Paul, MN 55103

$220,000

4 bd · 1.0 ba · 1,443 sqft · SingleFamily public records · 211 Days on market

Built 1894 6,098 sqft lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming, solid 2 story home with high ceilings in both main and upper levels. Large walk-in closets in all bedrooms, a rare find in homes of this age. Brand new roof and new carpet on the upper level. Located in the heart of St. Paul in the South Frogtown neighborhood where one can walk to University Ave., restaurants, grocery stores and the light rail. Easy access to freeways and MSP airport.

Key facts

• Brand new roof
• New carpet
• Msp airport

Tags

• HIGH CEILINGS
• LARGE WALK-IN CLOSETS
• BRAND NEW ROOF
• NEW CARPET
• EASY ACCESS TO FREEWAYS
• MSP AIRPORT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $827 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St. Paul Public School District (urban): math 21% / reading 33% proficiency, ranked #270 of 301 in MN (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.0%/yr); 44 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $3,042/mo this rent would consume 75% of the median local household income ($48k/yr) (locally 787% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Ramsey County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $62k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $133k; list at $220k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1894 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1894 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.38% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.12%
• DSCR: 1.72
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.05% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.33×
• Total profit: $20,365
• Equity at exit: $32,803

10-year hold

• IRR: 18.5%
• Equity multiple: 2.62×
• Total profit: $99,514
• Equity at exit: $19,022

Cash invested: $61,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 46 Balanced
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City: — inherits STATE

2024 reforms strengthened tenant protections; ramsey/hennepin courts paced moderate to slow.

Methodology + full state rankings →

ZIP-level market 55103

• Home prices YoY: -9.0%
• Rents YoY: 4.0%
• Active inventory: 44
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,042 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$330 /mo · $3,962/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $827

Break-even live

Break-even rent $1,994

Max offer price $220,000

Occupancy floor 68%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 Western Ave N Saint Paul, MN	3.0	1.0–2.0	1049	$3,700	$3.53	2d	23	0.37mi
101 10th St E Saint Paul, MN	3.0	1.0–2.0	887	$2,490	$2.81	2d	25	0.92mi
111 Kellogg Blvd E Saint Paul, MN	3.0	1.0–2.0	1000	$2,783	$2.78	2d	20	1.31mi
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$3,269	$2.41	10d	10	1.32mi
180 E Kellogg Blvd St Paul, MN	3.0	1.0–2.5	1436	$4,595	$3.20	2d	22	1.42mi

Listing history 26 events

1. 2026-06-18
   days on market $220,000 Active 211 DOM
2. 2026-06-17
   days on market $220,000 Active 210 DOM
3. 2026-06-16
   days on market $220,000 Active 209 DOM
4. 2026-06-15
   days on market $220,000 Active 208 DOM
5. 2026-06-13
   days on market $220,000 Active 206 DOM
6. 2026-06-09
   days on market $220,000 Active 202 DOM
7. 2026-06-08
   days on market $220,000 Active 201 DOM
8. 2026-06-07
   days on market $220,000 Active 200 DOM
9. 2026-06-04
   days on market $220,000 Active 197 DOM
10. 2026-06-03
    days on market $220,000 Active 196 DOM
11. 2026-06-02
    days on market $220,000 Active 195 DOM
12. 2026-06-01
    days on market $220,000 Active 194 DOM
13. 2026-05-31
    days on market $220,000 Active 193 DOM
14. 2026-05-01
    price $220,000 400-char remark

    Show marketing remark (400 chars)

    Charming, solid 2 story home with high ceilings in both main and upper levels. Large walk-in closets in all bedrooms, a rare find in homes of this age. Brand new roof and new carpet on the upper level. Located in the heart of St. Paul in the South Frogtown neighborhood where one can walk to University Ave., restaurants, grocery stores and the light rail. Easy access to freeways and MSP airport.

15. 2025-11-19
    listed $230,000 Active 400-char remark

    Show marketing remark (400 chars)

    Charming, solid 2 story home with high ceilings in both main and upper levels. Large walk-in closets in all bedrooms, a rare find in homes of this age. Brand new roof and new carpet on the upper level. Located in the heart of St. Paul in the South Frogtown neighborhood where one can walk to University Ave., restaurants, grocery stores and the light rail. Easy access to freeways and MSP airport.

16. 2006-05-31
    historical
17. 2005-11-18
    listed $189,900
18. 2005-11-14
    historical
19. 2005-08-19
    listed $209,900
20. 2004-11-24
    soldstatus $133,000
21. 2004-10-28
    soldstatus $133,000
22. 2004-10-04
    historical
23. 2004-08-27
    listed $139,900
24. 2004-08-27
    historical
25. 2004-07-16
    listed $149,900
26. 1999-05-19
    soldstatus $54,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MN · Partial reset (capped growth)

• Current annual tax: $3,962 · $330/mo
• Projected year-2 tax: $3,962 · $330/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,498
• − Mortgage interest: −$12,323
• − Property taxes: −$3,962
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,920
• − Management: −$2,920
• − Depreciation: −$6,400
• Taxable income: $6,873
• Est. tax owed @ 24.0%: −$1,650
• After-tax cash flow: $8,278/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: St. Paul Public School District
• NCES district ID: 2733840
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $48,316
• Composite: 23.51/100
• National rank: #7868
• State rank: #270 of 301 in MN

Livability — St. Paul

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Paul, MN
• County: Ramsey County · 542,837 people
• City population: 280,599
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 13,125
• Household income: $48,390
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 787.0

Population outlook (Ramsey County) Hauer SSP2

• Today (2025): 603,431 people
• By 2030: 636,459 · +5.5%
• By 2040: 700,596 · +16.1%
• By 2050: 765,819 · +26.9%
• By 2075: 929,297 · +54.0%
• By 2100: 1,053,924 · +74.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 34% Black 28% Asian 22% Hispanic / Latino 12% Two or more races 9% Native American 1%
• Hispanic origin (detail): Mexican 6% Cuban 4%
• Common ancestry: Portuguese 6% Lithuanian 2% Romanian 2%
• Foreign-born: 26% · Vietnam, Canada, Philippines
• Languages at home: 63% English-only · Other Asian/Pacific 16% Spanish 5% Vietnamese 3%

Political lean MEDSL · Ramsey

• 2024 margin: Solid D (+43.3) · D 70.5% · R 27.2% · Other 2.3%
• 2008→2024 swing: +9.4pp toward D · 2008: 33.9pp · 2024: 43.3pp
• All cycles: 2024: D+43.3 2020: D+45.4 2016: D+39.4 2012: D+35.3 2008: D+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.28%
• Current HPI: 327.7672
• Rent YoY: ▲ 4.05%
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• State GDP YoY: ▲ 2.41%
• F500 in state: 34

Industry mix (Fortune 500 HQ in MN)

Industry	F500 HQs	Revenue
▸Healthcare	2	$407B
▸Retail	2	$150B
▸Consumer Goods	2	$32B
▸Industrial Machinery	2	$6B
▸Agriculture	1	$40B
▸Healthcare / Medical Devices	1	$32B

Price history

+307.4% since first listed

13 events — show timeline

• 2026-05-01 Price Changed $220,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-19 Listed $230,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-05-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-11-18 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-11-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-08-19 Listed $209,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-11-24 Sold (MLS) $133,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-10-28 Sold (Public Records) $133,000 Public Records
• 2004-10-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-27 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-07-16 Listed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-05-19 Sold (Public Records) $54,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,962 · +25.2% YoY. Source: county tax records.